6402 Graves Avenue, Van Nuys, CA 91406
6402 Graves Avenue, Van Nuys, CA 91406
Property Description
*** FULLY PERMITTED ADU *** SEPARATE BACKHOUSE *** VALUE ADD OPPORTUNITY *** Welcome to 6402 Graves Ave, located in the highly desirable Lake Balboa neighborhood of Van Nuys. This beautiful property offers a rare combination of space, versatility, and location. Featuring 5 spacious bedrooms and 4 full bathrooms, this home is perfect for large families or investors. One of the standout features is the fully permitted Accessory Dwelling Unit (ADU), offering flexibility for rental income, a guest suite, or extended family living. The ADU includes its own private entrance, kitchen, bathroom, living space, and outdoor space. Ideal for tenants or independent living arrangements. Conveniently located in Lake Balboa, you’ll enjoy easy access to local parks, schools, shops, and the 405 and 101 freeways, making commuting easy. Whether you’re looking for a place to call home or a strong investment opportunity, this property checks all the boxes. Seller and Seller's Broker do not guarantee any information regarding property, square footage, use, zoning, or any other factor of the property. Buyer and buyer's broker to do their own due diligence and satisfy themselves.
Features & Amenities
Property Details
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Comparative Market Analysis
Residential Tier · 5 active · 5 closed
Van Nuys · Single Family Residence
Listed in line with the median closed sale of $1,060,000.
Price Position
Aligned with the market — fair pricing for the comps.
Active Properties (5)
Active Comparables
| Address | City | Year | BD | BTH | SqFt | LotSz | LP/SqFt | LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|
| 6846 Jellico Avenue | Los Angeles | 1949 | 6 | 4 | 2,565 | 8,063 | $462 | $1.19M | 61 | 80 |
| 7032 Encino | Lake Balboa | 1951 | 4 | 2 | 1,928 | 8,193 | $570 | $1.10M | 52 | 78 |
| 6218 Balcom Avenue | Encino | 1951 | 4 | 3 | 1,457 | 6,247 | $752 | $1.09M | 17 | 77 |
| 6916 Bianca | Lake Balboa | 1956 | 3 | 3 | 1,639 | 6,002 | $719 | $1.18M | 64 | 77 |
| 5847 Texhoma Avenue | Encino | 1949 | 4 | 2 | 1,623 | 5,502 | $677 | $1.10M | 77 | 74 |
| Total: 5 · Average | 4.2 | 2.8 | 1,842.4 | 6,801.4 | $636 | $1.13M | 54.2 | |||
| Median | 1,639 | $1.10M | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 6443 Graves Avenue | Lake Balboa | 1955 | 10/15/2026 | 4 | 3 | 2,654 | 6,877 | $1.15M | $1.13M | $426 | 0.98 | 54 | 86 |
| 17527 Haynes Street | Van Nuys | 1950 | 07/01/2026 | 4 | 3 | 1,820 | 6,661 | $1.10M | $1.06M | $582 | 0.96 | 62 | 83 |
| 6723 Bianca Avenue | Lake Balboa | 1964 | 06/11/2026 | 4 | 2 | 2,000 | 8,743 | $1.17M | $1.14M | $568 | 0.97 | 72 | 79 |
| 6566 Andasol Avenue | Lake Balboa | 1966 | 10/19/2026 | 3 | 2 | 1,794 | 6,364 | $979,000 | $960,000 | $535 | 0.98 | 47 | 79 |
| 17256 Lemay | Lake Balboa | 1948 | 05/19/2026 | 4 | 3 | 1,728 | 9,771 | $1.05M | $1.06M | $613 | 1.01 | 50 | 79 |
| Total: 5 · Average | 3.8 | 2.6 | 1,999.2 | 7,683.2 | $1.07M | $1.07M | $544.8 | — | 57 | ||||
| Median | 1,820 | $1.06M | $1.06M | ||||||||||
Market Analysis
List vs Sale $/SqFt
Sale Price Trend
Days on Market
Sale vs List Price
This analysis was generated automatically from MLS data. For an in-depth, human-reviewed valuation, contact Joseph Sardella at josephsardella@gmail.com.